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Under the fingernails

Built in 1963, the Chalet Apartments in Topeka, Kansas, presents a history of fluctuating management and tenant experiences. While online advertisements tout a charming, "old-world European atmosphere" and recent renovations, reviews from past and current residents tell a more complex story of persistent maintenance issues, outdated units, and safety concerns. The property has also been the scene of serious crimes, including stabbings and an explosion, which have prompted police investigations. 

Architectural history

The Chalet Apartments were built in 1963 and feature a distinct architectural style intended to evoke a European atmosphere. The 233-unit, three-story complex was constructed in four phases, with the final phase completed in 1987. Advertisements highlight its unique design, landscaped grounds, and convenient location near Gage Park. 

Management and renovations

Management of the Chalet Apartments has shifted over the years, leading to variations in the resident experience. Some reviews praise specific staff members for their professionalism, while many others report issues with management and maintenance. 

• Recent renovations: In response to aging infrastructure, the property has undergone renovations, including new exterior paint, roofs, and updated laundry facilities.
• Mixed resident reviews: Despite the improvements, reviews on sites like Yelp and Apartments.com highlight a disparity between the modernized model units and older, neglected apartments. Older reviews describe outdated appliances, musty smells, and rusted pipes. 

The "ugly truth" behind the facade

A review of tenant feedback and public records reveals significant underlying issues that have impacted residents over the years.

Maintenance issues

Tenants report a history of slow and ineffective maintenance, with some issues taking months or even more than a year to be resolved. Common complaints include: 

• Broken heaters and non-functional air conditioning
• Bug infestations
• Broken appliances and fixtures
• Electrical problems, including outlets that cause shocks
• Negligent communication and false promises from staff 

Safety and security

Despite advertisements claiming a safe environment, multiple incidents have been reported, casting doubt on the property's security. 

• Stabbings and assault: In March 2018, police responded to a fight at the complex that left two men with stab wounds. A man was arrested the following day on aggravated battery charges related to the incident.
• Improvised explosive device: In September 2020, an explosive detonated inside a vehicle in the Chalet's parking lot. No one was injured, but the incident drew the police bomb squad and fire department to the scene.
• Property crime: There have been reports of car break-ins, and one former tenant claimed that her apartment was broken into via a window that management failed to repair.
• Management failures: A 2017 review states that management confirmed there were no security cameras, contradicting a posted sign and raising concerns about tenant safety. 

Management conduct

A recurring theme in negative reviews is alleged misconduct by management and staff. 

• Questionable charges: Past residents claim they were unfairly charged for late fees due to online payment system errors and had deposits withheld for questionable reasons.
• Lease issues: There are reports of tenants being misled about lease terms and charged exorbitant fees to break their contracts, even after experiencing unsafe or unlivable conditions.
• Lack of privacy: One tenant alleged that maintenance staff entered their apartment without proper notice, resulting in a violation of privacy. 

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Henry McClure 

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www.henrymcclure.live

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Here's a detailed explanation of the Mayor's veto power and its specifics, according to Kansas state law:

Mayoral veto power in Kansas

• General Veto Power: The mayor has the authority to veto any ordinance or resolution passed by the city council, with the exception of charter ordinances.
• Notification of Veto: If the mayor vetoes an ordinance or resolution, they must provide written notice to the council within two days of the veto.
• Veto Overrides: The city council can override a mayoral veto. To do so, they must pass the vetoed ordinance or resolution again, but this time with an affirmative vote of at least five members of the council.
• Failure to Override: If the council does not pass the vetoed measure again within two weeks after the next regular meeting following the veto notification, the ordinance or resolution will not take effect.
• No Action from Mayor: If the mayor does not sign or veto an ordinance or resolution within two weeks of its adoption, the measure will take effect without the mayor's signature.
• Signing Contracts: The mayor is responsible for signing all city contracts before the city is legally obligated to them. 

Important considerations

• Charter Ordinances: The mayor does not have the power to veto charter ordinances.
• President Pro Tempore: If neither the mayor nor the mayor pro tempore is present at a meeting, the council can elect a temporary presiding officer by a majority vote, provided a quorum is present.
• Tie-Breaking Votes: The mayor may cast a tie-breaking vote on non-ordinance matters.
• Appropriation Ordinances: Some state laws specify that the mayor may not veto appropriation ordinances and must sign them if present at the meeting.
• President of the Council: The president of the council or acting president does not have the power to sign or veto ordinances in the mayor's absence, according to the Kansas State Legislature.
• Specific Rules Vary: While the information provided covers general Kansas law, specific rules regarding mayoral vetoes might vary slightly depending on the city's charter or code of ordinances. 

Note: This information is based on the provided search results and focuses on Kansas law. Mayoral veto power and its limitations can differ significantly in other states and jurisdictions. 

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Duties of the mayor of Topeka, Kansas

• Chief elected officer: The Mayor is the chief elected officer of the city, responsible for providing leadership and representing the community.
• Recommends legislation and initiatives: The Mayor recommends measures and legislation to the Governing Body (City Council) and proposes programs for the city's development in various areas, such as physical, economic, social, and cultural aspects.
• Economic development promoter: Actively promotes economic development to broaden and strengthen the commercial and employment base of the city.
• Ceremonial head: Serves as the ceremonial head of the city and represents Topeka in intergovernmental relations.
• Community leader: Provides community leadership.
• Presides over meetings and votes: Presides as Chair of Governing Body meetings and has the right to vote on most matters, with exceptions for ordinances where state law grants the Mayor veto power.
• No administrative powers: It's important to note that the Mayor has no administrative powers in this form of government. The administrative functions and enforcement of laws are typically handled by the City Manager, according to the Kansas State Legislature.
• Signs contracts: It is the Mayor's duty to sign all city contracts before the city becomes liable.
• Represents the Governing Body: The Mayor officially represents the Governing Body at city functions and in negotiations related to policy matters involving other government entities, and makes recommendations to the Council regarding these interactions. 

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Summary of Moody's Ratings Action for Topeka, KS (August 9, 2024)

Rating Actions:

• Moody's affirmed Topeka, Kansas' Aa3 issuer and general obligation unlimited tax (GOULT) ratings.
• Affirmed Aa3 senior lien and A1 junior lien combined utility revenue ratings.
• Assigned Aa3 rating to $26.5 million Combined Utility Revenue Bonds, Series 2024-B.
• Total outstanding debt post-sale: ~$560 million (GOULT and utility revenue bonds).
• Outlook: Stable.

Rationale:

• Issuer/GOULT Aa3 Rating: Reflects Topeka’s economic growth, strong housing demand, and robust operating reserves/liquidity, supported by conservative budgeting. The state capital status offsets weaker per capita income and full value. Leverage ratio (~250%) aligns with peers, with planned $26.5 million debt issuance through 2028 expected to maintain this level.
• Senior Lien Utility Aa3 Rating: Driven by a large, stable service area, multiyear rate increases, strong liquidity, and infrastructure investment. Despite elevated debt, bond covenants (1.25x rate covenant, debt service reserve) are satisfactory.
• Junior Lien Utility A1 Rating: One notch below senior lien due to subordination and weaker covenants (1.05x rate covenant).
• Stable Outlook: Supported by regional importance, revenue growth from economic expansion and rate hikes, steady reserves, and moderate leverage.

Factors for Upgrade:

• Long-term liabilities ratio below 200%.
• Significant improvement in resident income and full value per capita.
• Utility debt service coverage exceeding 2x.

Factors for Downgrade:

• Operating reserve ratio below 40%.
• Long-term liabilities ratio above 350%.
• Utility debt service coverage below 1.5x.
• Utility days cash on hand below 185-day reserve policy.

Legal Security:

• GOULT Bonds: Backed by Topeka’s full faith, credit, and unlimited ad valorem property taxes.
• Utility Revenue Bonds: Payable from net system revenue; junior lien bonds (Series 2021-B) subordinate to state revolving fund loans and senior lien bonds.

Use of Proceeds:

• Series 2024-B bonds will fund improvements to the combined utility system (water, stormwater, wastewater) and a debt service reserve fund.

Profile:

• Topeka, Kansas’ state capital, population ~123,000 (2023), provides public safety, economic development, and utility services (water, stormwater, wastewater).

Methodologies:

• Issuer/GOULT: US Cities and Counties (July 2024).
• Utility Revenue: US Municipal Utility Revenue Bonds (March 2024).

So, the total rent expense (under "Occupancy") paid is $360,824.

Based on the provided Consolidated Statement of Functional Expenses for Growth Organization of Topeka/Shawnee County, Inc. and Subsidiary for the year ended December 31, 2022, the expense categorized under "Occupancy" (which typically includes rent) is:

• Economic Development: $248,124
• Events: $1,193
• ETLG: $16,942
• Marketing: $0
• General and Administrative: $94,565

Adding these amounts together:$248,124 + $1,193 + $16,942 + $0 + $94,565 = $360,824So, the total rent expense (under "Occupancy") paid is $360,824.